Housing Affordability in 2028
Rising home prices, rental costs, the housing supply shortage, and what the federal government can do about it.
Home prices and rents rose sharply in the early 2020s and remained elevated, putting homeownership out of reach for many younger Americans and straining household budgets for renters. The problem is rooted in a multi-decade shortage of housing supply, driven in part by local zoning laws that restrict new construction.
Mortgage rates rose sharply as the Federal Reserve raised interest rates, creating a double bind for would-be buyers: prices remained high and financing became more expensive. The inventory of homes for sale contracted as existing homeowners - locked into low-rate mortgages - chose not to sell.
The federal government has limited direct tools to address housing supply, which is largely governed by state and local law, but can provide incentives, financing programs, and set policy directions.
Why it matters in 2028
Housing affordability emerged as a top-of-mind issue for younger voters who feel locked out of homeownership and for renters experiencing financial strain. Candidates who can offer credible plans to lower costs will have an advantage with a generation of voters acutely affected by the housing crisis.
How each party frames housing affordability
A neutral summary of each party's general governing approach. Individual 2028 candidates will differ - no nominee has been chosen yet.
Democratic approach
Democrats broadly favor federal investment in affordable housing, incentives for state and local governments to reduce zoning restrictions and increase housing supply, and expanded rental assistance programs. Many in the party support housing vouchers and construction subsidies for low- and moderate-income units. There is a growing focus within the party on zoning reform as a supply-side solution, alongside demand-side assistance.
Republican approach
Republicans tend to focus on deregulation and reducing federal barriers to housing supply, including opposition to environmental or building regulations they characterize as excessive. The party is generally skeptical of rent control or large new federal spending programs. Some Republicans support reforming local zoning as a market-friendly way to increase supply. There is less consensus on the federal role beyond reducing regulatory burdens.
Who is in the field on housing affordability
No party has nominated a 2028 candidate yet. As contenders formally declare and stake out positions on housing affordability, each candidate profile will be updated. The leading contenders so far:
Democratic contenders
- Gavin NewsomLikely to run
- Kamala HarrisLikely to run
- Pete ButtigiegLikely to run
- Alexandria Ocasio-CortezLikely to run
- Josh ShapiroLikely to run
Republican contenders
- JD VanceLikely to run
- Marco RubioLikely to run
- Ron DeSantisLikely to run
- Ted CruzPossible
- Rand PaulPossible
Tracker updated July 14, 2026. Click any name to see their full profile, background, and current status.
What 2028 will have to answer on housing affordability
- What would candidates do to make housing more affordable?
- How would federal policy help first-time homebuyers?
- Should the federal government pressure cities to allow more housing construction?
- What about renters - would candidates support rent assistance or tenant protections?
- How does interest rate policy connect to housing affordability?
Other 2028 issues
How 2028 candidates plan to manage economic growth, consumer prices, and the cost of living.
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Health insurance coverage, drug prices, and the long-running debate over the structure of the American health system.
Federal tax policy, including the expiring provisions of the 2017 tax law and disputes over who pays what.
Employment levels, minimum wage, union rights, and the future of work in an era of automation and AI.